AGENDA STAFF REPORT 5-8-2019 MEETING PREPARED BY: B. CAGNEY APPLICATION NUMBER 19-6176 ADDRESS: 2224 W. BOSTON BLVD. HISTORIC DISTRICT: BOSTON EDISON APPLICANT: JASON SENIOR DATE OF STAFF VISIT: 05-02-2019

PROPOSAL The building located at 2224 West Boston Boulevard is a Tudor-Style, English Revival home built in 1924. It sits toward the eastern end of the block on West Boston Boulevard between 14th Street and LaSalle Blvd. The home features a prominent front facing gable with a two-story bay window and ornamental half-timber details. The brick façade is composed of several character defining architectural elements: A steeply pitched roof, a centrally located chimney with ornamental brick work and half-timbering around a secondary front gable that features an oriel window.

The home originally had a garage in the rear yard, bordering the alley that was accessible through the alleyway. The applicant states in the description of existing conditions that “the garage was razed many years ago and we could not find any information on it.”

With the current proposal, the applicant is seeking the Commission’s approval to complete the following work associated with the overall rehabilitation of the building as per the attached drawings:

• The erection of a new 20’ x 20’ garage at the approximate location of the previous garage withthe following features:

o The garage walls will be 8’ ht. Total height is 17’-3” at roof peak

o Two-car garage with (1) overhead garage door [7’x17’] - browno (1) door on the side [36”] - browno HardiePlank lap siding [6” exposed width]

Trim and siding to be painted “brown”o The roof will be covered in dimensional shingles by Owens Corning in “brown” color to

match the roof on the home The roof will feature 1’ overhangs at the gable and the eaves Roof pitch: 10/12

ELEMENTS OF DESIGN

(7) Relationship of materials. The majority of houses are faced with brick, while many are partially ortotally stucco. There are some stone buildings, sometimes combined with stucco; clapboard is rare, andis extremely rare as the sole material. Roofing includes slate, tile and asphalt shingles. Wood shingleroofs were once common and have generally been replaced with asphalt. Wood shake does not exist andthere is no known evidence that it was ever used in the district. Stone trim is common. Wood is almostuniversally used for window frames and other functional trim and is used in many examples for all trim.

(8) Relationship of textures. The most common relationship of textures in the district is that of a low-relief

REPORT pattern of mortar joints in brick contrasted with the smooth surface of wood or stone trim. There are a few houses with rough or rusticated stone surfaces. The use of stucco or concrete, with or without half-timbering, as a contrast to brick surfaces, is not unusual. Tile, slate, or wood shingle roofs have particular textural values where they exist. Asphalt shingles generally have little textural interest, even in those types which purport to imitate some other variety.

(9) Relationship of colors. Natural brick colors (such as red, yellow, brown, buff) predominate in wallsurfaces. Natural stone colors also exist. Where stucco or concrete exists, it usually remains in itsnatural state, or is painted in a shade of cream. Roofs are in natural colors (tile and slate colors, naturaland stained wood colors), and asphalt shingles are predominantly within this same dark color range.Paint colors often relate to style. The buildings derived from classical precedents, particularly those ofneo-georgian style, generally have woodwork painted white, cream, or in the range of those colorsincluding "putty"; doors and shutters are frequently dark green or black. Colors known to have been inuse on similar buildings of this style in the eighteenth or early twentieth centuries may be considered forappropriateness. Buildings of medieval inspiration (notably neo-tudor) generally have painted woodworkand window frames of a dark brown or cream color. Half timbering is almost always stained dark brown.The original colors of any building, as determined by professional analysis, are always acceptable for a

house, and may provide guidance for similar houses.

(10) Relationship of architectural details. Architectural details generally relate to style. Neo-georgianbuildings display classic details, mostly in wood, and sometimes in stone. Porches, shutters, windowframes, cornices, and dormer windows are commonly, although not always, treated. Details on"mediterranean" style or vernacular buildings including arched windows, door openings, and porches, areoften done in stone, brick, tile, and sometimes in stucco. Buildings of medieval inspiration tend to havedetails in the form of carved wood or carved stone ornaments on window frames, door frames, and eaves.In general, the various styles are rich in architectural details.

(11) Relationship of roof shapes. A variety of roof shapes exist in the district, depending on building style.Shallow hipped roofs with dormers, roofs with triangular gables, and steep hipped roofs predominate. Afew gambrel roofs exist. Complex arrangements of the gabled and/or the hipped types, with subsidiary ortransverse roofs, are not unusual. Dormers are common. Flat roofs are present only as subsidiary roofson residential structures. Garage roofs generally reflect the style and pitch of the roof on the main house.

(20) Orientation, vistas, overviews. Most of the houses in the district have front entrances which are orientedtoward the streets running east-west. The houses on Lasalle Boulevard, from Chicago Boulevard toEdison Boulevard, are orientated toward Lasalle. Garages are frequently oriented either toward an alleyand/or the front drive or toward a side street in the case of corner lots. Almost all garages are detachedand are at the rear of the lot.

RECOMMENDATION

It is unclear when the original garage was demolished. The proposed garage will be placed in the rear of the property, with vehicular access to the alleyway. The proposed location is not easily visible from the Primary View Corridor, and will not detract from any character defining features of the home. Additionally, the steep pitch of the roof is compatible with that of the residence. Staff is unsure as to the exact tone of the “brown” color proposed for the garage. Therefore, it is recommended that the applicant select colors from the appropriate color chart or make sure that the selected “brown” color is an identical match to the paint on the home.

It is staff’s recommendation that the Commission issue a Certificate of Appropriateness for the proposed work based on the Secretary of the Interior’s Standards for Rehabilitation Number 10) New addition, exterior alterations, or

REPORTrelated new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale and architectural features to protect the historic integrity of the property and its environment.

… with the condition that the applicant selects colors from the appropriate color chart or make sure that the selected “brown” color is an identical match to the paint on the home.

Motion DRAFT

• I move that the Commission issue a Certificate of Appropriateness for the proposed work items proposedin application number 19-6176 because the work as described does meet the Secretary of the Interior’sStandards for Rehabilitation Number 10) New addition, exterior alterations, or related new constructionshall not destroy historic materials that characterize the property. The new work shall be differentiatedfrom the old and shall be compatible with the massing, size, scale and architectural features to protectthe historic integrity of the property and its environment.

… with the condition that the applicant selects colors from the appropriate color chart or make sure that the selected “brown” color is an identical match to the paint on the home.

REPORT

Front Elevation and loation of proposed garage –Applicant Photo

REPORT

Side View –Applicant Photo

Rear View –Applicant Photo

REPORT

Loation of proposed garage – Applicant Photo

Front Elevation and loation of proposed garage –Applicant Photo

WEST BOSTON

EXISTING HOUSE

NEW GARAGE 20' X 20' , 3' FROM SIDE LOT LINE8" FROM LOT LINE AT ALLEY

3' - 0" 20' - 0"

PROPERTY LINE

174'

- 0"

50' - 0"

20' -

0"

0' -

8"

4' CONCRETE SLAB ONCOMPACTED SANDPITCH TO GARAGEDOOR

12" PERIMETER CONCRETEFOOTINGS TO 42" BELOW GRADE. 6" CMU BASE AT WALLS. 1/2' AB 4' OC TO SLAB

4' CONCRETE SLAB ONCOMPACTED SANDPITCH TO GARAGEDOOR

OVERHEAD GARAGE DOOR

3' MAN DOOR

2X4 STUDS 16" OCPT BASE PLATE1/2" OSB SHEATHINGHARDIPLANK LAP SIDING

-

-

A1.06

-

-

PROPERTY LINE

3' - 0" 20' - 0"

0' -

8"20

' - 0

"

EQ EQ

EQ EQ

ASPHALT SHINGLES 10/12 PITCH ROOFOVER 15LB FELTI

10/12

7 1/2" WIDE PAINTED WOOD FASCIABROWN TYP.

HARDIPLANKLAP SIDINGOFF WHITE

GARAGE DOORBROWN

0' -

4"8'

-0" T

O P

LATE

9'-3

" TO

PEA

K

7' -

0"

PAINTED3 1/2" WOOD TRIMPAINTED BROWNTYP.

1' - 0"0' - 8"

Sheet

Drawn By:

Checked By:

Dates & Revisions

THESE DRAWINGS ARE TO BE USED IN CONJUNCTION WITH THE PROJECTMANUAL OF THE SAME DATE.THESE DRAWINGS ARE THE PROPERTY OF BANYAN INVESTMENTS LLC.ALL DESIGNS, IDEAS, DETAILS ARE COPYRIGHT PROTECTED ANDMAY NOT BE USED FOR ANY PURPOSE WITHOUT THE EXPRESSEDWRITTEN CONSENT OF BANYAN INVESTMENTS LLC.

OWNER:

2224 W. BOSTON Detroit, MI

04.15.2019

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BANYAN

GARAGE

1" = 20'-0"2 SITE PLAN

1/4" = 1'-0"1 PLAN 1/4" = 1'-0"3 ROOF PLAN

1/4" = 1'-0"4 Elevation 1 - a 1/4" = 1'-0"5 Elevation 3 - a

1/4" = 1'-0"6 Elevation 6 - a

INVESTMENTS LLC

DOORBROWN

REPORT

REPORT

2224 W. Boston Detroit Ml

Description of existing conditions:

Unfortunately, the existing garage was raised many years ago and we could not find any

information on it.

Description of project:

Construct a new 20' x 20' garage in the area where we believe the old existing garage was

originally located. Garage to be accessed with a vehicle through the existing alleyway only.

Detailed Scope of work:

• Dig footings for exterior walls approximately 42" below grade and 12" wide

• Run electrical lines from house to garage

• Install steel rebar reinforcing

• Pour cement footings• Install 4" concrete slab on compacted sand. Pitch to garage overhead door

• Install 2x4 studs 16" OC with PT base plate

• Install ½" OSB sheathing with waterproof membrane laid on top of OSB• Install cement based, wood grain embossed 6" ship lap siding

• Install roof joists 16" OC on a 10/12 pitch

• Install 15Ib felt paper and 2Syear asphalt shingle over roof deck

• Install 17'wide OVH door

• Install 36" wide pedestrian door

• Paint siding and trim to match existing house colors

REPORT

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REPORT

REPORT